Thinking Out of the White Box

Across the design and development industries, too much of the built environment falls into predictable patterns: cookie-cutter “white box” spaces, trend-driven finishes, and construction practices that prioritize speed and cost over quality and character. Historic buildings are often torn down rather than thoughtfully restored, while sustainability is treated as a costly afterthought. The result is spaces that may look current but quickly date, fail to inspire, and leave lasting ecological and financial costs.

LMNTL exists to challenge these industry’s defaults and chart a different path. We believe design is far more than trends or appearance. It’s a dynamic process that shapes how we live, work, and connect. Done well, design restores character, elevates everyday experiences, and strengthens our relationship with nature. This conviction forms the foundation of our practice – our Elemental Principles – and guides how we collaborate with clients to bring bold, enduring spaces and places to life.

**Our Elemental Principles**

Be Daring

The best spaces break from convention. We embrace bold choices that marry whimsy and elegance to surprise, delight, and elevate everyday life.

Reflect Context

Every building has a story. We highlight the distinct architectural details, history, and character of each property while weaving in modern function.

Use Nature

We bring the outdoors in through plants, natural materials, and biophilic design principles to strengthen connections to nature.

Craft with Precision

We deliver lasting quality through rigorous attention to detail, blending creativity with durability, usability, and affordability.

Embed Sustainability

We make sustainability foundational—integrating healthy materials, resilient systems, and efficient strategies in every project.

Elevate Experience

Beyond form and function, we design for how spaces feel, creating environments that bring joy and ease to the people who inhabit them.

Center the Client

We listen deeply and collaborate openly, tailoring every design to fit our clients’ ambitions, personalities, and values.

Foster Community

We design with a larger purpose—strengthening the fabric of neighborhoods, respecting history, and contributing to shared vitality.

Leadership

Joshua Foss, Founder & CEO

Regensia is led by Joshua Foss, a passionate and accomplished sustainability leader with over 15 years of experience driving impactful decarbonization, circular economy, and regenerative design ventures and initiatives throughout the world. A natural systems thinker, Foss excels at translating complex sustainability challenges into actionable and data-driven ‘triple win’ solutions (people, planet, prosperity).

Whether spearheading large-scale, multi-faceted projects, building compelling business cases for novel cleantech ventures, or fostering key partnerships and marketing strategies, Joshua’s work is grounded in his singular mission to help organizations and communities transform sustainability aspirations into real-world outcomes.

Foss holds an MSc in Strategic Leadership Towards Sustainability, was recognized as an ‘Emerging Innovator’ by the Ellen MacArthur Foundation’s Circular Economy 100 network, is a certified urban farmer (permaculture), Crime Prevention Through Environmental Design (CPTED) expert, and strategic foresight specialist. In his spare time, he leads eco-friendly restorations of special properties, including a historic manor in Jersey City and solar-powered log chalet in the Catskills.